How does the Dutch points system work?

Every self-contained rental home gets points for its floor area, heating, energy label, kitchen, bathroom, outdoor space and WOZ value (the woningwaarderingsstelsel, WWS). The total sets a maximum basic rent: up to 143 points is social housing (maximum €932.93 in 2026), 144 to 186 is mid-rent (maximum €1,228.07), and from 187 points the rent is free.

Does the maximum rent apply to my contract?

For social homes, always. For mid-rent homes, only if your contract started on or after 1 July 2024; older mid-rent contracts keep their rent. Free-sector homes have no maximum, but the yearly increase is capped.

How much does the WOZ value count?

A lot. In 2026 you get 1 point per €16,954 of WOZ value plus 1 point per €268 of WOZ value per m². From 187 points, WOZ points may be at most 33% of the total. If that cap would take a home under 187 points, it is rated 186.

How do I challenge my rent?

Ask the Huurcommissie to check your starting rent within 6 months of the contract start. You pay €25, refunded if you win, and the landlord pays €500 if they lose. If the rent is too high, you get the overpaid rent back to the start of the contract. The ruling is binding unless one side goes to court within 8 weeks.

Does my contract have to state the points?

Yes, for contracts signed from 1 January 2025. The landlord must state the points total, the maximum rent and proof of any surcharge, such as for a monument. If yours does not, ask the landlord for the point count.

I rent a room. Can I use this tool?

No. Rooms with a shared kitchen, bathroom or toilet use a different points system. The Huurcommissie has a separate room check.

Rent check: is your Dutch rent above the legal maximum?

Renting a room?

This tool is for a self-contained home with its own front door, kitchen and bathroom. For a room, use the Huurcommissie room check.

Rent increases in 2026

Your landlord can raise the rent once a year, by at most:

Social housing	4.1% from 1 July 2026
Mid-rent	6.1%
Free sector	4.4%

In social housing, tenants with a higher income can get a fixed increase of €50 or €100 instead.

Deposit

For contracts from 1 July 2023, the deposit is at most 2 months of basic rent. Your landlord must return it within 14 days after you move out, or within 30 days with a written list of deductions for damage or unpaid rent (Civil Code article 7:261b).

Free help

The Huurcommissie itself is cheap: €25, refunded if you win. Tenants on the minimum income or bijstand pay nothing. These services help you for free:

Juridisch Loket: Nationwide, by phone on 0800-8020. Free below an income limit.
!WOON: Amsterdam, with an English section and walk-ins.
Huurteam Leiden: Leiden.
Huurteams Nijmegen: Nijmegen, Wijchen and Druten.
Huurteam Eindhoven: Eindhoven residents.
Steunpunt Huren Groningen: Groningen residents.

Lower the rest of your costs

Check whether you can get huurtoeslag: since 2026 there is no maximum rent to qualify. Just moved in? Our utilities guide covers energy, internet and insurance.